Flipper · Friendswood, TX · Member since 2017 · 400 posts · 368 votes
5y
Those higher end numbers are closer, BUT. None of them will tell you the whole story.
Inspectors are only allowed to tell you about code, life safety, systems function, etc.
They can't tell you much else. Its a start. But you wont have a list of cosmetic issues or maintenance issues, you won't know the cost to replace/repair or even if its required. You will only be advised to "seek professional advice".
I am an accredited inspector, and I can tell you 100% that most inspectors don't know anything outside of what they learned in a class about construction. They will often miss simple things and cannot answer a majority of questions about your inspection. Its not a bad idea to get one though the actual liability they can be held to is very very minimum, as long as they don't stray from their strict guidelines.
Personally I would find someone who can give you all the info you need in one stop, (not only the problems but offer solutions, including cost of those solutions) OR hire a pro to walk the property to inspect what the inspector won't and to answer the things he/she can't.